902 Coahoma Ct · Hernando, MS 38651

$370,900

4 bd · 2.5 ba · 2,071 sqft · SingleFamily · 111 Days on market

Built 2026 Good condition 7,840 sqft lot $179/sqft · at area comps Est $380k · at est. $54/mo HOA · 1% of rent

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.0/30.0
• ARV discount +8.6/15.0
• DSCR +6.0/10.0
• 1% rule +5.2/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller will consider offering 3% concessions towards buyers closing expenses with an acceptable offer!! Welcome home to Delta Landing - Hernando's next premier entertainment district! Conveniently located across from the brand-new Hernando High School, this vibrant mixed-use community will feature traditional homes, a 55+ community, townhomes, commercial space, lofts, retail bays, and more! Introducing The Carrolton - a beautifully designed 4-bedroom, 2.5-bathroom home with thoughtful details throughout. As you step inside, you're greeted by an open-concept living area, featuring a wood tread staircase, cozy fireplace, and a stylish kitchen. The chef's kitchen is both functional and elegant, featuring: Quartz countertops, Custom soft-close cabinetry, Stainless steel appliances, Choice of gas or electric stove, Beautiful tile backsplash and Breakfast bar for additional seating Just beyond the kitchen, a hallway leads to the half bath, laundry room, and private primary suite. The primary bathroom is a true showstopper, featuring a massive walk-through shower with floor-to-ceiling tile and a luxurious soaking tub. Upstairs, you'll find three additional bedrooms and a full bathroom, offering plenty of space for family and guests. Don't miss your chance to make The Carrolton your new home--schedule a tour today!

Key facts

• Wood tread staircase
• Quartz countertops
• Cozy fireplace

Tags

• OPEN-CONCEPT LIVING AREA
• WOOD TREAD STAIRCASE
• COZY FIREPLACE
• CHEF'S KITCHEN
• QUARTZ COUNTERTOPS
• CUSTOM SOFT-CLOSE CABINETRY

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $371k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $371k).
• Recommended offer: $338k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.2% in Hernando — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#44 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Desoto County School District (suburban): math 48% / reading 42% proficiency, ranked #20 of 130 in MS (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 121 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,155 units permitted in DeSoto County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• DeSoto County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($338k) is reasonable based on typical stale-listing flexibility.

Recommended offer $337,519 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.45%
• DSCR: 1.20
• GRM: 8.1

CMA / ARV

• ARV (median comp): $379,988
• List price: $370,900
• Delta: -2.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
654 Tallahatchie St	0.08mi	4/2.0	2,073 (+0%)	1mo	$371,900	$179	93
542 Sunflower St	0.22mi	4/2.5	2,071 (0%)	1mo	$370,900	$179	89
617 Sunflower St	0.18mi	4/2.0	2,084 (+1%)	2mo	$372,900	$179	87
828 W Quitman Ct	0.10mi	4/2.0	1,986 (-4%)	0mo	$355,900	$179	86
854 Coahoma Ct	0.05mi	3/2.0 (-1)	2,150 (+4%)	0mo	$384,900	$179	84
940 Coahoma Ct	0.03mi	4/3.0	2,327 (+12%)	1mo	$416,900	$179	75
763 W Quitman Ct	0.16mi	4/2.0	1,887 (-9%)	2mo	$337,900	$179	74
502 Bolivar Dr	0.29mi	3/2.5 (-1)	1,933 (-7%)	0mo	$346,900	$179	70
514 Bolivar Dr	0.28mi	4/2.0	1,876 (-9%)	1mo	$338,900	$181	68
818 W Quitman Ct	0.11mi	3/2.0 (-1)	1,843 (-11%)	2mo	$329,900	$179	68
538 Bolivar Dr	0.27mi	3/2.0 (-1)	1,874 (-10%)	1mo	$338,900	$181	64
433 Sunflower St	0.31mi	3/2.0 (-1)	1,810 (-13%)	1mo	$326,900	$181	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-35,504
• Equity at exit: $55,302

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $1,010
• Equity at exit: $32,069

Cash invested: $103,852 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Mississippi: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; very landlord-favorable; no rent control.

Methodology + full state rankings →

ZIP-level market 38651

• Home prices YoY: -28.9%
• Active inventory: 121
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,800 medium
• Mortgage (P&I): −$1,945
• Tax est. 1.5%: −$464 /mo · $5,564/yr
• Insurance: −$155
• HOA: −$54
• Vacancy / Maint / Mgmt: −$798
• Net cashflow: $385

Break-even live

Break-even rent $3,313

Max offer price $370,900

Occupancy floor 85%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $92,725
• Closing costs: $11,127
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
272 Fairway Trace Dr Lot $3800 Hernando, MS	4.0	2.0	2000	$3,800	$1.90	44d	1	1.23mi

HOA detail

• Monthly dues: $54 · $648/yr
• Likely covers: gaselectric

Listing history 14 events

1. 2026-06-18
   days on market $370,900 Active 111 DOM
2. 2026-06-17
   days on market $370,900 Active 110 DOM
3. 2026-06-16
   days on market $370,900 Active 109 DOM
4. 2026-06-15
   days on market $370,900 Active 108 DOM
5. 2026-06-13
   days on market $370,900 Active 106 DOM
6. 2026-06-10
   days on market $370,900 Active 103 DOM
7. 2026-06-09
   days on market $370,900 Active 102 DOM
8. 2026-06-08
   days on market $370,900 Active 101 DOM
9. 2026-06-07
   days on market $370,900 Active 100 DOM
10. 2026-06-03
    days on market $370,900 Active 96 DOM
11. 2026-06-02
    days on market $370,900 Active 95 DOM
12. 2026-06-01
    days on market $370,900 Active 94 DOM
13. 2026-05-31
    days on market $370,900 Active 93 DOM
14. 2026-02-27
    listed $370,900 Active 1351-char remark

    Show marketing remark (1351 chars)

    Seller will consider offering 3% concessions towards buyers closing expenses with an acceptable offer!! Welcome home to Delta Landing - Hernando's next premier entertainment district! Conveniently located across from the brand-new Hernando High School, this vibrant mixed-use community will feature traditional homes, a 55+ community, townhomes, commercial space, lofts, retail bays, and more! Introducing The Carrolton - a beautifully designed 4-bedroom, 2.5-bathroom home with thoughtful details throughout. As you step inside, you're greeted by an open-concept living area, featuring a wood tread staircase, cozy fireplace, and a stylish kitchen. The chef's kitchen is both functional and elegant, featuring: Quartz countertops, Custom soft-close cabinetry, Stainless steel appliances, Choice of gas or electric stove, Beautiful tile backsplash and Breakfast bar for additional seating Just beyond the kitchen, a hallway leads to the half bath, laundry room, and private primary suite. The primary bathroom is a true showstopper, featuring a massive walk-through shower with floor-to-ceiling tile and a luxurious soaking tub. Upstairs, you'll find three additional bedrooms and a full bathroom, offering plenty of space for family and guests. Don't miss your chance to make The Carrolton your new home--schedule a tour today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $45,600
• − Mortgage interest: −$20,776
• − Property taxes: −$5,564
• − Insurance: −$1,854
• − Repairs & maintenance: −$3,648
• − Management: −$3,648
• − HOA: −$648
• − Depreciation: −$10,790
• Taxable loss: −$1,328
• Est. tax savings @ 24.0%: +$319
• After-tax cash flow: $4,936/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a good investment opportunity with potential for value enhancement through minor updates.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers.
• Resale Bathroom fixtures — Modern fixtures enhance the home's appeal to potential buyers.
• Resale Flooring — Hardwood flooring is attractive and adds value to the property.
• Rental Landscaping — Well-maintained landscaping improves curb appeal and attracts tenants.
• Both HVAC system — A well-maintained HVAC system ensures comfort and energy efficiency, benefiting both resale and rental value.
• Both Lighting — Upgrading lighting fixtures enhances the home's curb appeal and interior aesthetics, benefiting both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers. ↑
• Resale Bathroom fixtures — Modern fixtures enhance the home's appeal to potential buyers. ↑
• Resale Flooring — Hardwood flooring is attractive and adds value to the property. ↑
• Rental Landscaping — Well-maintained landscaping improves curb appeal and attracts tenants. ↑
• Both HVAC system — A well-maintained HVAC system ensures comfort and energy efficiency, benefiting both resale and rental value. ↑
• Both Lighting — Upgrading lighting fixtures enhances the home's curb appeal and interior aesthetics, benefiting both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Desoto County School District
• NCES district ID: 2801320
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $59,272
• Composite: 39.56/100
• National rank: #3933
• State rank: #20 of 130 in MS

Livability — Hernando

• Score: 70/100
• State rank: #44
• US rank: #8034

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A- Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hernando, MS
• City population: 31,374
• Population (ZIP): 8,491

Population outlook (DeSoto County) Hauer SSP2

• Today (2025): 203,338 people
• By 2030: 217,692 · +7.1%
• By 2040: 245,320 · +20.6%
• By 2050: 270,133 · +32.8%
• By 2075: 323,341 · +59.0%
• By 2100: 348,742 · +71.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 20% Hispanic / Latino 12% Two or more races 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 2% Serbian 1% Romanian 1%
• Foreign-born: 8% · Canada, Guatemala, Jamaica
• Languages at home: 88% English-only · Spanish 12%

Political lean MEDSL · DeSoto

• 2024 margin: Strong R (+24.1) · D 36.7% · R 60.8% · Other 2.5%
• 2008→2024 swing: +14.2pp toward D · 2008: -38.2pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+23.9 2016: R+34.8 2012: R+33.5 2008: R+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.47%
• Current HPI: 176.28
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-02-27 Listed $370,900 MLSU